624 Lawson Rd · Fairview Crossroads, SC 29070

$210,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 9 Days on market

Built 1999 5.25 ac lot

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +4.2/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Escape to peaceful country living on 5.25 beautiful acres! This property offers the perfect blend of privacy, nature, and comfort, complete with walking trails throughout the acreage for enjoying the outdoors right from your backyard. Inside, you'll find thoughtful updates, including a remodeled bathroom and a brand-new refrigerator (2026). Major system upgrades provide peace of mind with a metal roof installed in 2019 and an HVAC system replaced in 2018.Outside, you'll appreciate the versatile 30' x 15' detached carport/workshop with a concrete pad, offering ample space for vehicles, equipment, hobbies, storage, or a workshop setup. The home is also equipped with a security camera system f

Key facts

• Metal roof
• Detached carport
• Remodeled bathroom

Tags

• 5.25 ACRES
• WALKING TRAILS
• REMODELED BATHROOM
• METAL ROOF
• HVAC SYSTEM
• DETACHED CARPORT

Property features AI

Exterior

• Parking: Detached carport (1 garage/carport space)
• Utilities: Septic sewer; Well water
• Home design: Single-family property on 5.25 acres; Dirt road access
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Partial fencing; Well water

Interior

• Bedrooms: Main-level master bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (12.6% below list).
• Recommended offer: $184k (12.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lexington 01 (suburban): math 42% / reading 53% proficiency, ranked #11 of 80 in SC (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pelion Elementary (math 21% / reading 24%, grade F, #472 of 597 statewide, top 79%, 611 students, 100% FRL); Pelion High (math 14% / reading 77%, grade D-, #164 of 196 statewide, top 84%, 727 students, 65% FRL) — zoned schools average 83% FRL vs 30% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Lexington 01 average; the district grade overstates school quality for this exact location.
• Market conditions: 167 active listings in the ZIP; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $79k; list at $210k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,554 (12.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
3. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
4. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 3.18×
• Total profit: $128,246
• Equity at exit: $189,185

10-year hold

• IRR: 24.0%
• Equity multiple: 7.23×
• Total profit: $366,452
• Equity at exit: $407,984

Cash invested: $58,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29070

• Home prices YoY: 3.2%
• Active inventory: 167
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,836 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $220

Break-even live

Break-even rent $1,558

Max offer price $210,000

Occupancy floor 83%

Sensitivity live

Price	-10% $338	-5% $279	+0% $220	+5% $160	+10% $101
Rent	-10% $75	-5% $147	+0% $220	+5% $292	+10% $365
Rate	-1.0pp $325	-0.5pp $273	base $220	+0.5pp $165	+1.0pp $110

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $210,000 Active 9 DOM
2. 2026-06-17
   days on market $210,000 Active 8 DOM
3. 2026-06-16
   days on market $210,000 Active 7 DOM
4. 2026-06-15
   days on market $210,000 Active 6 DOM
5. 2026-06-14
   days on market $210,000 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $210,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $501 · $42/mo
• Projected year-2 tax: $1,197 · $100/mo
• Expected delta: +$696/yr (+$58/mo · 138.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,026
• − Mortgage interest: −$11,763
• − Property taxes: −$501
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$6,109
• Taxable loss: −$922
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $2,856/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lexington 01
• NCES district ID: 4502700
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $61,298
• Composite: 41.75/100
• National rank: #3399
• State rank: #11 of 80 in SC

Livability — Fairview Crossroads

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 15,528

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 12% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Lexington

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.4%
• 2008→2024 swing: +4.6pp toward D · 2008: -38.0pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+30.1 2016: R+36.7 2012: R+37.8 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.72%
• Current HPI: 439.77
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+1100.0% since first listed

3 events — show timeline

• 2026-06-09 Listed $210,000 Consolidated MLS
• 2018-08-03 Sold (Public Records) $79,000 Public Records
• 2002-11-04 Sold (Public Records) $17,500 Public Records

Property tax history

-3.2%/yr

Latest (2024): $501 · +4.1% YoY. Source: county tax records.